1801 S E Dr · Indianola, IA 50125

$125,000

4 bd · 2.0 ba · 1,337 sqft · Manufactured public records · 2 Days on market

Built 1986 0.31 ac lot

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are looking for a single-family home that doesn't require a lot of work at an affordable price this is an amazing choice! Three-bedroom ranch has updated windows and siding. The living room opens up to eat in kitchen with breakfast bar and all appliances included. Fantastic master suite with walk-in closet and wonderful bath with soaking tub and double vanity. Two additional bedrooms and full bath plus a family room/den with sliders. Main floor laundry room has cabinet storage and washer and dryer included. Partial basement for great storage and storm shelter. Nice sized lot features a huge deck and storage shed--plenty of room for a future garage.

Key facts

• Large deck
• Open floor plan
• Partial basement

Tags

• WELL MAINTAINED
• NUMEROUS UPDATES
• OPEN FLOOR PLAN
• PARTIAL BASEMENT
• LARGE DECK
• TWO STORAGE SHEDS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 12.0% vs local median 2.3% in Indianola — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 87/100 on livability (#10 in IA, #332 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, cost of living A+; Watch: commute F.
• Indianola Community School District (town): math 74% / reading 72% proficiency, ranked #83 of 289 in IA (top 29%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 241 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 439 units permitted in Warren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Warren County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $64k; list at $125k implies a 97% gain — meaningful room to come down on a strong offer.

Recommended offer $125,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.44% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.27%
• DSCR: 1.90
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.50×
• Total profit: $17,408
• Equity at exit: $18,638

10-year hold

• IRR: 21.4%
• Equity multiple: 2.82×
• Total profit: $63,674
• Equity at exit: $10,808

Cash invested: $35,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Iowa: 83 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; mostly landlord-friendly statewide.

Methodology + full state rankings →

ZIP-level market 50125

• Home prices YoY: -34.5%
• Active inventory: 241
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$123 /mo · $1,478/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $591

Break-even live

Break-even rent $1,052

Max offer price $125,000

Occupancy floor 62%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 E 3rd Ave Indianola, IA	4.0	1.0	1516	$1,800	$1.19	2d	1	1.24mi

Listing history 7 events

1. 2026-04-17
   status Pending
2. 2026-04-15
   listed $125,000 Active
3. 2014-06-10
   soldstatus $63,500
4. 2014-06-06
   soldstatus $63,500 663-char remark

   Show marketing remark (663 chars)

   If you are looking for a single-family home that doesn't require a lot of work at an affordable price this is an amazing choice! Three-bedroom ranch has updated windows and siding. The living room opens up to eat in kitchen with breakfast bar and all appliances included. Fantastic master suite with walk-in closet and wonderful bath with soaking tub and double vanity. Two additional bedrooms and full bath plus a family room/den with sliders. Main floor laundry room has cabinet storage and washer and dryer included. Partial basement for great storage and storm shelter. Nice sized lot features a huge deck and storage shed--plenty of room for a future garage.

5. 2014-03-14
   listed $65,900 663-char remark

   Show marketing remark (663 chars)

   If you are looking for a single-family home that doesn't require a lot of work at an affordable price this is an amazing choice! Three-bedroom ranch has updated windows and siding. The living room opens up to eat in kitchen with breakfast bar and all appliances included. Fantastic master suite with walk-in closet and wonderful bath with soaking tub and double vanity. Two additional bedrooms and full bath plus a family room/den with sliders. Main floor laundry room has cabinet storage and washer and dryer included. Partial basement for great storage and storm shelter. Nice sized lot features a huge deck and storage shed--plenty of room for a future garage.

6. 2013-10-30
   historical
7. 2011-12-30
   listed $79,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IA · Partial reset (capped growth)

• Current annual tax: $1,478 · $123/mo
• Projected year-2 tax: $1,720 · $143/mo
• Expected delta: +$242/yr (+$20/mo · 16.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$7,002
• − Property taxes: −$1,478
• − Insurance: −$625
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$3,636
• Taxable income: $5,403
• Est. tax owed @ 24.0%: −$1,297
• After-tax cash flow: $5,798/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Indianola Community School District
• NCES district ID: 1914640
• Math proficiency: 74% ▼ -3.00%
• Reading proficiency: 72% ▬ 0.00%
• Median HH income: $59,896
• Composite: 62.81/100
• National rank: #666
• State rank: #83 of 289 in IA

Livability — Indianola

• Score: 87/100
• State rank: #10
• US rank: #332

Category grades

Amenities A+ Commute F Cost of living A+ Crime B- Employment B Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Indianola, IA
• Population (ZIP): 20,009

Population outlook (Warren County) Hauer SSP2

• Today (2025): 54,222 people
• By 2030: 56,863 · +4.9%
• By 2040: 61,691 · +13.8%
• By 2050: 65,939 · +21.6%
• By 2075: 75,626 · +39.5%
• By 2100: 80,425 · +48.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Iranian 4% Portuguese 3% Italian 3%
• Foreign-born: 2% · Vietnam, Canada
• Languages at home: 96% English-only · Spanish 1% Russian/Polish/Slavic 1% Vietnamese 1%

Political lean MEDSL · Warren

• 2024 margin: Strong R (+20.7) · D 38.9% · R 59.7% · Other 1.4%
• 2008→2024 swing: -21.4pp toward R · 2008: 0.6pp · 2024: -20.7pp
• All cycles: 2024: R+20.7 2020: R+16.8 2016: R+16.4 2012: R+2.0 2008: D+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.04%
• Current HPI: 202.9852
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.48%
• F500 in state: 4

Industry mix (Fortune 500 HQ in IA)

Industry	F500 HQs	Revenue
▸Financial Services	1	$16B
▸Retail / Convenience	1	$15B

Price history

+56.4% since first listed

7 events — show timeline

• 2026-04-17 Pending — DMMLS
• 2026-04-15 Listed $125,000 DMMLS
• 2014-06-10 Sold (Public Records) $63,500 Public Records
• 2014-06-06 Sold (MLS) $63,500 DMMLS
• 2014-03-14 Listed $65,900 DMMLS
• 2013-10-30 Listing Removed — DMMLS
• 2011-12-30 Listed $79,900 DMMLS

Property tax history

+3.9%/yr

Latest (2025): $1,478 · +1.7% YoY. Source: county tax records.